Planning and Zoning
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Planning and Zoning
Strategies for Protecting
Indiana’s Farmland
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Brad Buening Planning degree—BSU 15 years—local government Land Use Specialist, IFB Bridge gap between political/ag
Local Planning
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Local Planning
Initial charge
Work with ISDA Research existing ag ordinances Compile list Create model zoning ordinances Allow locals to pick and choose
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Local Planning
Not self-proclaimed expert
Work experience in planning/local gov’t
Agriculture background
Opportunity to visit and review local ord
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Local Planning
Visited ½ counties with P & Z
Reviewed approx. 30 proposed ordinances
Have seen the good, bad, and ugly of zoning
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Local Planning
The counties that are proactive are working
70% of job has been reactive, but effective
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Local Planning
Quick refresher course on
Indiana Zoning
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Local Planning
Types of Plan Commissions
Metro (1) Area (32) Advisory (46) None (13)
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Local Planning
Zoning Ordinance Actual law/enforceable Various zoning districts (ag, res, com,ind) Permitted by right—No public hearings Special exception—meet specific criteria Developmental standards (setbacks, coverage,
density, height, or area)
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Local Planning
Local Government Process
Zoning districts are created Residential Commercial Agricultural Industrial Open space
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Local Planning
Local Government Process
Uses are pigeon-holed in districts K.I.S.S. may not apply
Ethanol plant Bio-diesel plant
Better separation needed Need sub-districts Residential is good example
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Local Planning
Local Government Process
Special exceptions are created Unique uses Not needed if sub-districts are created
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Local Planning
Local Government Process
Developmental Standards established Setbacks (front, side, rear) Height Area Density
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Local Planning
Local Government Process
Public Hearings Petition Advertise Notify Hearing Adopt Record
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Local Planning
Planning and Zoning Issues (that I see)
Farm vs. Non-farm conflicts Burden on farmer vs. residents
SE for farmer (backwards) Agricultural clause—for homes in ag area
Livelihood vs. recreational (choice)
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Local Planning
I want to keep ag uses from SE (BZA) Emotional Time consuming Expensive Based on subjective criteria
Noise, odor, property values, water usage Hard to measure, expensive, staff, time
Ag zones should allow Ag uses
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Local Planning
What is AG land?
Anything Goes
Agriculture
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Local Planning
Model Zoning Ordinance
Not one size fits all concept Sliding-scale development (2 versions) Multiple agricultural districts Farm preservation Other methods being used
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Local Planning
Researched several zoning concepts
Reviewed pros and cons
Created hybrids by combining concepts
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Local Planning
Sliding-scale (version I)
Larger lots are allowed more development Larger remainder for viable farmland
Residential (2ac max) Ag clause Contiguous to one another
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Local Planning
Sliding ScaleLot Area Max. # allowed
Up to 20 ac 1
20-40 ac 2
40-80 ac 3
80-160 ac 4
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Local Planning
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Local Planning
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Local Planning
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Local Planning
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Local Planning
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Local Planning
If you add language that say contiguous…
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Local Planning
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Local Planning
Sliding-scale (version II)
Target smaller tracts Under 20 acres (already ruined)
These tracts can be subdivided aggressively Residential (2ac max) Ag clause Contiguous to one another
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Local Planning
These lots were created by earlier methods
Counties thought 15-20 ac would preserve
It only converted faster
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Local Planning
20-acre minimum Does not work Drives price/acre up Takes land out of production faster Leaves weeds and mess
Farmer won’t come in for 10-12 acres Max acreage works better
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Local Planning
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Local Planning
3 highlighted lots could net 9-10 lots
Reduced pressure from viable farmland
Allowed housing in country setting
Made the best of a “bad” situation
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Local Planning
Another hybrid would be a flat rate
Allow “X” # of splits for each parent tract
Can incorporate ag clause/contiguous
Can control amount of growth
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Local Planning
Multiple agricultural districts
Row crop farming (A-1) CAFO/CFO (A-2) Agri-business (A-3) Residential-ag (A-4) Ag park (A-5)
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Local Planning
Reduce land use conflicts;
Maintain property rights;
Efficient use of infrastructure
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Local Planning
Another simple variation is an A-2 Housing only on small lot (2ac max)
Need rezone/SE Prove to APC/BZA won’t harm A-1
Personally did this last week Point system
Land use, density, soil types, etc.
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Local Planning
Farm preservation
PDR/TDR/LDR Infill incentives Mitigation (developers 2:1) Cluster development Conservation easements (vol) Bargain Sale
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Local Planning
PDR/TDR/LDR
Great theory Farmer gets 401K Young farmer able to purchase at farm rate Infrastructure not taxed Control growth areas
Hard to track administratively GIS makes it easier
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Local Planning
Infill incentive
Tax abatement on skipped over land Higher densities
Adjacent to infrastructure Lessen pressure on farm land
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Local Planning
Developer mitigation
Incentivizing development near city Penalize for hop-scotching around
Trip-generation causing pollution Closer, less pollution
Put a monetary figure to it
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Local Planning
Cluster development (Open Space)
Keeping adjacent/contiguous Not hop-scotching Higher density
Preserve farm land Sensitive area
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Local Planning
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Local Planning
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Local Planning
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Local Planning
Conservation easements
Voluntary action by land owner Preserves in perpetuity Tax incentive Young farmer encouragement
Long run—create larger tracts
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Local Planning
Bargain sales
Selling land below fair market value Difference is charitable contribution Great way to initiate a land trust
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Local Planning
Other options Ag clause BMP/additional DS Point system Fences, septics, wells, mailboxes, driveways,
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Local Planning
Most of these options are still just band-aids
Multiple zones & TDR/PDR are broader Separate land uses Longevity (create trends) Others will face again with more houses/CAFO
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Local Planning
Local flavor and politics will determine:
What to use When to use it Where to use it How to use it
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Local Planning
Biggest concern:
Multiple zone adoption No new zones created Have to rezone 1 by 1
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Local Planning
Glad to review wording
Assist in ordinance revisions
Compile other county language
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Local Planning
Brad Buening Land Use Specialist 317.692.7886 office 317.460.3785 cell [email protected]